90 William St Unit 15F · New York, NY 10038

$810,000

2 bd · 1.0 ba · 845 sqft · Condo public records · 87 Days on market

Built 1967 $950/mo HOA · 13% of rent ↓ 13% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks

Welcome to Residence 15F, a versatile and sleek 845-square-foot loft-style apartment that perfectly balances style and functionality. This thoughtfully designed residence offers two flexible rooms as interior sleeping rooms, each featuring custom closets and soaring 9’3" ceilings that create an open, airy atmosphere. Oversized windows bathe the space in natural light, while a generously sized entry closet with custom shelving provides ample storage. The open kitchen is a chef's delight, equipped with premium stainless steel appliances, including a Liebherr refrigerator, white lacquer cabinets, Caesarstone countertops, and full-height pantries. Be@William is a contemporary condomi

Key facts

• Loft style apartment
• Flexible rooms
• Soaring ceilings

Tags

• LOFT STYLE APARTMENT
• FLEXIBLE ROOMS
• CUSTOM CLOSETS
• SOARING CEILINGS
• OVERSIZED WINDOWS
• ENTRY CLOSET

Property features AI

Finance

• Financial info: Part of a 113-unit building
• HOA & community: Monthly association fee of $950; Building allows dogs

Exterior

• Parking: Elevator access
• Security: Security system
• Utilities: Has cooling (central air)
• Home design: Condominium in a 17-story building; Entry on 15th floor
• Construction: Building name: Be@90William
• Exterior features: Building barbecue; Building roof deck; Private outdoor space (under 60 sqft); North exposure

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 total rooms (includes bedrooms and living space)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Wet bar; Eat-in kitchen; High ceilings; Bar
• Laundry & utility: In-unit laundry; Building has common on-floor laundry; Building allows washer/dryer installation; Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $810k.

Deal economics

• At list price, monthly cash flow is $-959 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $641k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $723k (10.7% below list).
• Recommended offer: $641k (20.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: Rents rising fast (+4.3%/yr); 112 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,467 units permitted in New York County in 2024 (4,463 in 5+ unit buildings).
• At $7,234/mo this rent would consume 82% of the median local household income ($105k/yr) (locally 1501% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $30k of equity ($6k loan paydown + $24k appreciation (3.0% local appreciation)).
• New York County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($761k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $640,508 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.08%
• DSCR: 0.77
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.21×
• Total profit: $46,673
• Equity at exit: $364,211

10-year hold

• IRR: 7.6%
• Equity multiple: 2.18×
• Total profit: $267,346
• Equity at exit: $561,293

Cash invested: $226,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 10038

• Rents YoY: 4.3%
• Active inventory: 112
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $7,234 high
• Mortgage (P&I): −$4,248
• Tax from tax record: −$1,139 /mo · $13,666/yr
• Insurance: −$338
• HOA: −$950
• Vacancy / Maint / Mgmt: −$1,519
• Net cashflow: $-959

Break-even live

Break-even rent $8,448

Max offer price $640,508

Occupancy floor —

Sensitivity live

Price	-10% $-501	-5% $-730	+0% $-959	+5% $-1,189	+10% $-1,418
Rent	-10% $-1,531	-5% $-1,245	+0% $-959	+5% $-674	+10% $-388
Rate	-1.0pp $-552	-0.5pp $-753	base $-959	+0.5pp $-1,169	+1.0pp $-1,383

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $202,500
• Closing costs: $24,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Broadway Unit 1298277P New York, NY	1.0	1.0	699	$9,406	$13.46	22d	1	0.14mi
180 Water St #537 New York, NY	1.0–2.0	1.0–2.0	728	$9,400	$12.91	3d	2	0.15mi
63 Wall St #1971 New York, NY	1.0	1.0	489	$5,120	$10.46	0d	2	0.16mi
67 Wall St #13 New York, NY	1.0–2.0	1.0	636	$7,380	$11.59	3d	2	0.17mi
75 Wall St Unit 251 New York, NY	1.0	1.5	653	$6,580	$10.08	25d	1	0.19mi
15 William St New York, NY	1.0–2.0	1.0–2.0	822	$6,550	$7.96	8d	10	0.22mi
95 Wall St New York, NY	2.0	1.0–2.0	877	$8,263	$9.42	0d	38	0.23mi
3 Hanover Sq New York, NY	3.0	1.0–2.0	600	$6,072	$10.12	25d	5	0.23mi
10 Hanover Sq New York, NY	2.0	1.0–2.0	790	$7,713	$9.76	0d	25	0.24mi
8 Spruce St Unit 31S New York, NY	3.0	2.0	1100	$8,000	$7.27	8d	1	0.25mi
211 Front St Unit 1255364P New York, NY	1.0	1.0	990	$11,206	$11.32	25d	1	0.29mi
1 West St #546 New York, NY	1.0	1.0	700	$5,770	$8.24	21d	1	0.46mi
30 West St Unit 3004 New York, NY	3.0	2.0	700	$8,000	$11.43	8d	1	0.49mi
389 S End Ave New York, NY	3.0	1.0–2.0	1080	$9,014	$8.34	2d	36	0.54mi
105 Duane St #183 New York, NY	2.0	1.0–2.0	821	$11,410	$13.89	0d	3	0.55mi
111 Worth St New York, NY	1.0–2.0	1.0–2.0	747	$8,238	$11.03	8d	7	0.60mi
88 Leonard St New York, NY	1.0	1.0	598	$7,966	$13.32	8d	13	0.65mi
400 Chambers St #587 New York, NY	2.0	1.0–1.5	675	$8,810	$13.04	8d	3	0.77mi
120 Mulberry St Unit 1257050P New York, NY	2.0	1.0	645	$12,372	$19.18	25d	1	0.86mi
107 Columbia Hts #1757 Brooklyn, NY	1.0–2.0	1.0–2.0	708	$8,270	$11.68	0d	2	0.89mi
252 South St Unit 74B New York, NY	2.0	2.0	1034	$8,995	$8.70	18d	1	0.91mi
100 Jay St Unit 6B Brooklyn, NY	1.0	1.0	800	$4,600	$5.75	25d	1	1.18mi
125 Delancey St #1523 New York, NY	1.0–2.0	1.0–2.0	850	$9,670	$11.38	2d	2	1.27mi
141 Joralemon St #819 Brooklyn, NY	1.0–3.0	1.0–2.0	750	$6,730	$8.97	0d	3	1.28mi
180 Montague St Brooklyn, NY	3.0	1.0–2.0	901	$6,389	$7.09	0d	12	1.28mi
180 Broome St #1521 New York, NY	1.0–2.0	1.0–2.0	850	$10,630	$12.51	2d	2	1.30mi
200 Montague St #1516 Brooklyn, NY	1.0	1.0	600	$7,500	$12.50	21d	1	1.32mi
68 Gold St New York, NY	1.0–2.0	1.0	700	$7,050	$10.07	25d	2	1.35mi
229 Chrystie St New York, NY	1.0–2.0	1.0–2.0	810	$10,485	$12.94	5d	3	1.37mi
11 E 1st St New York, NY	2.0	1.0–2.0	1060	$11,225	$10.59	0d	1	1.41mi
25 Hudson St #314 Jersey City, NJ	1.0	1.0	845	$3,700	$4.38	0d	1	1.46mi
77 Hudson St #1804 Jersey City, NJ	1.0	1.0	750	$4,100	$5.47	21d	1	1.48mi
77 Hudson St #1409 Jersey City, NJ	1.0	1.0	915	$4,900	$5.36	7d	1	1.48mi
77 Hudson St #2907 Jersey City, NJ	1.0	1.0	869	$4,750	$5.47	15d	1	1.48mi
77 Hudson St #3607 Jersey City, NJ	1.0	1.0	855	$5,095	$5.96	8d	1	1.48mi
77 Hudson St #2703 Jersey City, NJ	1.0	1.0	744	$4,950	$6.65	25d	1	1.48mi
77 Hudson St #3408 Jersey City, NJ	1.0	1.0	930	$4,950	$5.32	3d	1	1.48mi
77 Hudson St #1509 Jersey City, NJ	1.0	1.0	915	$4,700	$5.14	0d	1	1.48mi
77 Hudson St #1509 Jersey City, NJ	1.0	1.0	915	$4,900	$5.36	12d	1	1.48mi
77 Hudson St #2910 Jersey City, NJ	2.0	2.0	1070	$5,800	$5.42	21d	1	1.48mi

HOA detail condo

• Monthly dues: $950 · $11,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $810,000 Active 87 DOM
2. 2026-06-17
   days on market $810,000 Active 86 DOM
3. 2026-06-15
   days on market $810,000 Active 84 DOM
4. 2026-06-13
   days on market $810,000 Active 82 DOM
5. 2026-06-10
   days on market $810,000 Active 78 DOM
6. 2026-06-08
   days on market $810,000 Active 77 DOM
7. 2026-06-08
   days on market $810,000 Active 76 DOM
8. 2026-06-04
   days on market $810,000 Active 73 DOM
9. 2026-06-03
   days on market $810,000 Active 72 DOM
10. 2026-06-01
    days on market $810,000 Active 70 DOM
11. 2026-05-31
    pricedays on market $810,000 Active 69 DOM
12. 2026-03-19
    listed $850,000 Active
13. 2015-10-23
    soldstatus $890,000
14. 2015-08-17
    listed $890,000
15. 2015-03-23
    listed $975,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $13,666 · $1,139/mo
• Projected year-2 tax: $13,678 · $1,140/mo
• Expected delta: +$11/yr (+$1/mo · 0.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $86,805
• − Mortgage interest: −$45,373
• − Property taxes: −$13,666
• − Insurance: −$4,050
• − Repairs & maintenance: −$6,944
• − Management: −$6,944
• − HOA: −$11,400
• − Depreciation: −$23,564
• Taxable loss: −$25,137
• Est. tax savings @ 24.0%: +$6,033
• After-tax cash flow: $-5,481/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: New York County · 1,599,927 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 22,235
• Household income: $105,419
• Rent vs Own: 68.4% rent · 31.6% own
• Severe rent burden: 1501.0

Population outlook (New York County) Hauer SSP2

• Today (2025): 1,825,725 people
• By 2030: 1,904,611 · +4.3%
• By 2040: 2,052,719 · +12.4%
• By 2050: 2,206,601 · +20.9%
• By 2075: 2,509,427 · +37.4%
• By 2100: 2,702,933 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 42% Asian 29% Hispanic / Latino 12% Black 10% Two or more races 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 3% Scotch-Irish 2% Italian 2%
• Foreign-born: 27% · China, Canada, South Korea
• Languages at home: 62% English-only · Chinese 18% Spanish 11% Russian/Polish/Slavic 2%

Political lean MEDSL · New York

• 2024 margin: Solid D (+64.8) · D 82.4% · R 17.6%
• 2008→2024 swing: -7.4pp toward R · 2008: 72.2pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+74.5 2016: D+77.2 2012: D+69.6 2008: D+72.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: ▲ 4.28%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-12.8% since first listed

4 events — show timeline

• 2026-03-19 Listed $850,000 RLS at REBNY
• 2015-10-23 Sold (Public Records) $890,000 Public Records
• 2015-08-17 Listed $890,000 RLS at REBNY
• 2015-03-23 Listed $975,000 RLS at REBNY

Property tax history

+5.6%/yr

Latest (2025): $13,666 · +0.1% YoY. Source: county tax records.